How to finance a new purchase sucessfully

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I have a friend selling a condo, price to me would be $150K, its assessed for around $185,000. Its a 2br/1bath, I would be buying it for rental purposes.

I want to finance it with as little cash out of my pocket as possible, but after talking very prelimilarly to a lender, the closing costs they wanted are like $15,000. Is that typical?

Rents in the area are around $1500-$1700, just throwing numbers it looks like my mortgage would be in the $1200-1300 range.

How should I proceed? Any advice is appreciated!!!